 |
| |
Exterior Insulation and Finish System, otherwise known as EIFS or Synthetic
Stucco, had its origins in Europe shortly after World War II. The early
versions were generally not very successful. When rigid foam insulation
board became available in the 1960's it was found that stucco adhered
to it well, but tended to crack due to differences in thermal expansion
and contraction of the stucco and the underlying insulation. Nevertheless,
the system showed promise. Shortly thereafter it was discovered that
the addition of polymeric (plastic) materials into the stucco greatly
reduced the expansion problem. This resulted in a highly compatible marriage
of insulation and coating materials which is the basis for modern EIFS.
EIFS consists of a layer of polystyrene insulation board, usually 1"
to 2" thick. A thin layer of EIFS stucco is applied to this board and
fiberglass reinforcing mesh is embedded within it. The mesh helps prevent
cracking and makes the wall more resistant to mechanical damage. After
this base coat hardens, a finish coat - usually a textured acrylic-based
material - is applied and allowed to dry. A properly installed EIFS system
has excellent weather resistance, insulative value and esthetic appearance.
At present there are approximately 500,000 homes in the U.S. that include
EIFS as part or all of their exterior cladding.
Problems that have arisen with EIFS relate more to improper installation
or incompatibility with associated wall components, such as windows,
caulk and fasteners, than to the EIFS per se. Proper installation is
critical and requires a high level of knowledge and competency on the
part of the installer. It is all too easy to take short cuts. An improperly
installed EIFS system often looks just as good as a properly installed
one. Neither builders nor city building inspectors usually have the training
necessary to tell the difference. This has resulted in many homes being
sold in this area which have improperly installed EIFS.
The problem with improperly installed EIFS is that the system is relatively
unforgiving with respect to water infiltration. Unlike other sidings
such as board or vinyl, moisture that gets behind EIFS can become trapped
where it remains in contact with the inner wall structure for a long
period of time. This can result in mold growth and rot. The outward appearance
of the EIFS usually remains unaffected until substantial damage has occurred.
It is therefore essential that any owner or buyer of an EIFS-clad home
seek professional evaluation of the condition of the siding. Most EIFS
homes have never been properly inspected.
WHO IS QUALIFIED TO INSPECT EIFS? EIFS inspection is complicated because
of the many possible conditions that can allow water infiltration (especially
under wind-driven conditions) and because existing damage is usually
not visible. A certified home inspector, particularly one with years
of construction and remodeling experience, has a good background for
EIFS inspection; but it is not enough. Both specialized training and
specialized instruments are necessary for competent EIFS inspection.
The national agency that sets standards of competency for EIFS inspectors
is the Exterior Design Institute (EDI):
Exterior Design Institute
Phone: 757-855-9097
1531 Early Street
Website: www.EIFSHotline.com
Norfolk, VA 23502
Certification by EDI requires intensive training followed by difficult
exams, both written and practical. There is only a handful of EDI-certified
inspectors in this area. HOW CAN WE HELP? Max, our manager,
is EDI certified. He received a combined score of 97% on the certification
exams. Max is also certified and licensed by the Oregon Department of
Agriculture in structural pest and dry rot inspection. This goes beyond
the state requirements for general home inspector certification and is
relevant to EIFS because both wood-destroying insects and dry rot often
accompany moisture infiltration problems. Max will be happy to further
discuss EIFS with you.
Simply contact us here. |
|
| |
|
